Reserve Study Companies in Florida

Florida is one of the states that writes a reserve study into law. Under Fla. Stat. 718.112(2)(g) (SIRS); 718.112(2)(f) (reserves); 720.303(6) (HOA reserves), associations must have a study SIRS at least every 10 years; the rule applies to residential condominiums (and cooperatives) with buildings three habitable stories or higher; four-family dwellings exempt. HOAs under ch. 720 have no SIRS requirement.

The statute also says who may do the work: Visual inspection performed or verified by a Florida-licensed engineer or architect, or a CAI Reserve Specialist or APRA Professional Reserve Analyst. Ask a firm to confirm, in its proposal, that the person signing the report meets that test.

On disclosure: Within 45 days of receiving the SIRS the association must distribute it or notify owners it is available, and file a statement with the Division. Officers and directors must sign an affidavit acknowledging receipt.

HB 913 (ch. 2025-175) set the SIRS threshold at three habitable stories, raised the non-specified component threshold from $10,000 to $25,000 with CPI indexing, barred SIRS preparers from doing the repairs, and added line-of-credit and pooled-reserve options. 2026 session: SB 722 (Condominium Structural Integrity Reserve Studies) died in committee on March 13, 2026.

Existing unit-owner controlled associations had to complete a SIRS by December 31, 2025; where combined with a milestone inspection, no later than December 31, 2026. Owner-controlled associations may not waive or reduce SIRS reserves for budgets adopted on or after December 31, 2024.

Buildings of three or more stories also need a structural integrity reserve study, a separate engagement with its own rules on who may perform it and which components it must cover.

General information checked against the statute, not legal advice. Governing documents can require more than the law does.